Lodging houses are properties where residents rent individual rooms but share common areas. Kitchener’s Housing for All strategy, allows this important component of the housing continuum in all residential zones, subject to licensing.
On this page:
- What is a lodging house?
- Operating a lodging house
- Owner/landlord responsibilities
- Application requirements
- Report an issue
- Supports for renter
- Frequently asked questions
What is a lodging house?
A lodging house is a dwelling unit where five or more persons, not including a resident owner of the property, may rent a lodging unit and the kitchen and other areas of the dwelling unit are shared.
A lodging house can include student residences but should not include:
- a group home
- hospital
- residential care facility
- hotel
A lodging unit is a room or set of rooms in a lodging house designed or intended to be used for sleeping and living accommodations which:
- is designed for the exclusive use of the resident or residents of the unit
- is not normally accessible to persons other than the residents or residents of the unit
- does not have both a bathroom and kitchen for the exclusive use of the resident or residents of the unit
Operating a lodging house
Lodging houses must be operated according to the Lodging House Bylaw – Municipal Code Chapter 553. Operators must comply with enhanced licensing requirements that promote health and safety. Under the new licensing framework, all owners need a licence and are required to have a dedicated responsible person, display a Lodging House Handbook and ensure an enclosed structure is provided for garbage and recyclable materials and yard waste. Owners also need to comply with the Ontario Building Code, Ontario Fire Code and continue to meet their obligations to renters under the Residential Tenancies Act.
Owner/landlord responsibilities:
Owners are responsible for ensuring safe and well-maintained lodging houses, which includes compliance with all applicable federal, provincial, or municipal legislation, including, but not limited to, the Ontario Building Code, the Ontario Fire Code, and all applicable municipal bylaws, including noise, zoning, parking, and property standards, and other applicable law, code or act, such as the Ontario Human Rights Code and Criminal Code of Canada.
A person who contravenes any provision of the Lodging House Bylaw is subject to enforcement measures which may include fines and penalties.
Lodging house owners must:
- Have a designated responsible person available to attend the licensed premises at all times within a period no greater than one hour to address emergency issues and within three hours to address non-emergency issues.
- Display the Lodging House License and Lodging House Handbook at a location accessible to all renters.
- Allow inspections to ensure compliance with applicable bylaws and legislation.
- Ensure that all containers for garbage, recyclable materials and yard waste on exterior property areas are kept in a rear or side yard in an enclosed structure with a lid or roof. The structure should:
- screen the containers from the view of streets, sidewalks, multi-use trails and neighbouring properties
- be kept closed at all times except when the containers contained therein are actually being filled or emptied
- be kept in good working order, free of odours, and without any visible deterioration
- and ensure that any needle disposal containers are properly discarded.
Application requirements
Review the information below to complete your application for a Lodging House License.
Application information
- Form A: application form (online or PDF)
- 2025 licensing fee is $750 (non-refundable)
- Form B: certificate of insurance
- Form C: owner authorization form (if required)
- Form D: dedicated responsible person form
- Form E: lodging house handbook
- proof of ownership
- criminal record and judicial matters check
- floor plan (example floor plan)
You can submit your completed application online or in-person:
Apply online
Apply online through our online services portal and pay via credit card.
Apply in-person
Apply in-person by visiting our customer service centre on the first floor of Kitchener City Hall and pay with cash or debit.
Appointments are not required but you may book one here:
Fire and property standards inspections are required as part of the application process. Staff will schedule any applicable inspection with the property owner and adequate notice is to be provided to renters as per the Residential Tenancies Act.
Report an issue
Owners are responsible for ensuring safe and well-maintained lodging houses. If you have maintenance issues or safety concerns in either licensed or unlicensed houses, report the issue or concern by visiting the following pages:
- fire hazards
- interior or exterior conditions (property standards)
- all other concerns
Supports for renters
Renting a housing unit comes with certain legal protections, as well as certain responsibilities. Learn about the legislation that protects tenants, the legal process for evictions and the resources that are available.
Frequently asked questions
Here are some common questions and answers related to lodging housing. If you have additional questions, please email licensing.
Licensing and compliance
- Is a licence required?
Yes, all lodging houses are required to licence effective January 1, 2025. - Are existing licensed lodging houses exempt?
Existing licensed lodging house owners are not exempt from complying with the new licensing framework and application requirements that take effect on January 1, 2025. - Does a licence have to be posted?
Yes, the Lodging House License is required to be posted in a conspicuous place on the licensed premises. - Does a lodging house licence expire?
Yes, licenses are renewed annually. - What happens if a property owner fails to apply for a licence?
A person who contravenes any provision of the bylaw is subject to enforcement measures which may include fines and penalties.
Property and maintenance
- Who is responsible for garbage and other exterior property maintenance?
The property owner is responsible for all garbage and exterior maintenance of the property. - What inspections are required as part of the licensing process?
Fire and Property Standards inspections are required as part of the application process and will be scheduled with the property owner. Adequate notice to be provided to renters as per the Residential Tenancies Act. - What inspections are required annually?
A property standards inspection is required annually as part of the licence renewal process. - Is insurance required to operate a licensed lodging house?
Yes, liability insurance in an amount of not less than $2 million is required as per Schedule 2 of the Lodging House Bylaw. - Are smoke and carbon monoxide alarms required in each bedroom?
At a minimum, every home must have working, interconnected smoke alarms on every level and outside sleeping areas. Depending on the age of your home, newer homes may require additional smoke alarms located inside bedrooms. Carbon monoxide (CO) alarms must be installed next to all sleeping areas if your home has a fuel burning appliance, a fireplace, or an attached garage. - Can I have a refrigerator or cooking appliance (microwave/hot plate) in my bedroom?
For safety reasons we discourage cooking in rooms that are not kitchens. Note that temporary electrical wiring, for example extension cords, shall not be used where they present a fire hazard. The Electrical Safety Authority (ESA) governs indoor electrical safety.
Occupancy and usage
- Can I have renters in my home without being considered a lodging house?
Yes, you can have up to four renters. - How many people are permitted in a bedroom?
No more than two adult occupants per bedroom. - How many renters are permitted in a lodging house?
A maximum of two adult occupants per legal bedroom. - If there are mattresses in spaces other than a bedroom (living room, basement, etc.) are those permitted?
No other rooms are to be used as a bedroom except where a bedroom has been indicated and approved on the submitted floor plan. - If a person is not paying rent (i.e. child of owner) would they still be included in the number of total occupants to classify as a lodging house?
To be included as an occupant the person must be a renter. Rent can also include bill payments or services provided in exchange for occupancy of the rental unit. - Are renters permitted to have a “friend” or “partner” stay over?
There is no law preventing friends or partners from visiting.
Location and zoning
- Where may lodging houses be located?
lodging houses are permitted city-wide wherever residential uses are permitted in accordance with the City’s Zoning Bylaw.
Purpose and benefits
- Why licence lodging houses?
To provide opportunities for more affordable housing types throughout Kitchener while prioritizing health and safety, consumer protection, and nuisance control.
Renovation and construction
- I am looking to renovate or change the use of an existing dwelling unit into a lodging house or construct a new lodging house, what are the requirements?
A building permit is required under the Ontario Building Code for the change of use of an existing building or the construction of a new building.
Determining lodging house status
- What determines when something is a lodging house?
The City will look at a number of factors to determine whether a property is a lodging house or not, including but not limited to:- Number of renters
- If the house is being rented out per bedroom
- If the kitchen is shared amongst renters
- Who has the ability to add a new renter if one renter leaves
Lease agreements
- Are renters required to have individual lease agreements?
Yes, individual leases are required under the bylaw. Group leases that existed prior to the enacting of the bylaw will be allowed as the Landlord cannot force existing tenants to sign new leases.